Buying a condo in Delray Beach is exciting, but smart buyers will ask for specific documents before they commit. If you are prepared, you can move faster, avoid surprises, and negotiate with confidence. Whether you are purchasing or prepping your unit for market, knowing which records matter and why will save you time and stress.
Below is your clear guide to the pre-sale condo documents buyers request in Delray Beach, what each one reveals, and how Florida law shapes timing and rights. Let’s dive in.
What buyers ask for before closing
Estoppel or resale certificate
This association statement shows amounts due, transfer fees, open violations, and insurance contacts. It tells you the dollars required at closing and flags liens or special conditions. Florida law sets delivery timelines and caps for fees, and estoppels are effective for a limited period. See the statute on content, timing, and fees in FS 718.116.
Declaration and plats
The recorded declaration defines the condo, unit boundaries, and common elements. You will use it to verify what you own and what the association maintains.
Articles of incorporation and bylaws
These governance documents outline board powers, voting, and meetings. Read them to understand owner rights and how decisions are made.
Rules and regulations
House rules cover pets, leasing, use of amenities, and noise. They affect lifestyle and rental plans.
FAQ and governance form
Many associations provide a required FAQ and governance summary that condense voting, leasing limits, and other essentials. Review the statutory framework in FS 718.504.
Year-end financials and current budget
Financial statements and the current budget reveal reserves, income and expenses, and whether assessments are likely to rise. Florida statutes address what must be provided to purchasers in FS 718.503.
Reserve study and structural integrity reserve study
Reserve analyses project major repairs and funding needs. For buildings three stories or taller, a structural integrity reserve study is required by law and must follow specific standards. Learn the mandate in FS 718.112.
Milestone inspection reports
For 3 story buildings at certain ages, the association must obtain milestone inspections, with phase 2 required if deterioration is found. The inspector’s summary should be shared with owners. See the program in FS 553.899.
Recent meeting minutes
Minutes from the last 12 to 24 months reveal pending projects, special assessments, and board decisions. Associations must provide access to official records under FS 718.111.
Insurance certificates
Master policy declarations show coverage types, limits, and deductibles. High deductibles can signal potential owner assessments after a storm.
Litigation, contracts, assessments, and leasing
Buyers often request open litigation summaries, key vendor contracts, special assessment histories, and leasing rules. The statutory resale disclosures are discussed in FS 718.503.
Delray Beach specifics to check
Milestone enforcement in the city
Delray Beach enforces the statewide milestone rules and requires local submissions when applicable. Ask if the building has completed a milestone inspection and request the inspector’s summary, plus any phase 2 reports and repair timelines. See the city’s process on the Delray Beach milestone recertification page.
Coastal proximity can accelerate timing
Buildings within 3 miles of the coastline can face earlier milestone deadlines. Many Delray Beach condos are coastal or near the ocean, so verify building age, certificate of occupancy date, and whether milestones are complete. Review timing triggers in FS 553.899.
Reserves and special assessments
Recent laws emphasize structural reserves and long-term funding, which can increase budgets or lead to special assessments in some associations. Study the current reserve balance, the latest reserve study, and any board plans to fund gaps. See reserve requirements in FS 718.112.
Timing, rights, and who provides what
Who provides the documents
Sellers must provide key association documents at the buyer’s request, including the declaration, articles, bylaws, rules, the most recent year-end financial information, and the FAQ or governance form. See the resale delivery duties in FS 718.503.
Estoppel delivery and effectiveness
Associations must deliver estoppels within statutory timeframes when properly requested, and fees are capped by law. Estoppels are effective for limited periods depending on delivery method. Details are in FS 718.116.
Buyer cancellation window
If required documents are requested and not provided, Florida law gives purchasers a limited voidability window. The current statute provides a 7 day period in the 2025 version. Review the language in FS 718.503.
Quick pre-sale checklist
For sellers and listing agents
- Gather: declaration, bylaws, articles, rules, FAQ or governance form, most recent year-end financials and current budget.
- Pull the reserve study and any structural integrity reserve study for 3 story buildings.
- Obtain master insurance declarations and the association estoppel or provide ordering instructions.
- Provide the last 12 to 24 months of board and membership minutes.
- Share milestone inspection summaries, plus any phase 2 reports and permits if repairs are underway.
- Compile open violations, key contracts, warranties, and any special assessment notices.
For buyers and buyer agents
- Request the resale disclosure package required by FS 718.503 at or before contract execution.
- Order the association estoppel promptly and monitor its effective date per FS 718.116.
- Review reserve studies, current reserve balances, and any notices of special assessments.
- If the building is 3 stories or within milestone age, request the milestone summary and any phase 2 reports. See FS 553.899.
- Study insurance declarations and discuss unit coverage requirements with your insurer.
- Read recent minutes for pending projects, litigation, or budget shifts. See access rules in FS 718.111.
Red flags to catch early
- Large or frequent special assessments, or reserves that do not match study recommendations.
- Milestone phase 2 findings, or major repairs without clear permits and timelines.
- Litigation, especially large claims, that could increase costs for owners.
- High wind or hurricane deductibles on the master policy, or gaps in flood coverage.
- Minutes showing deferred maintenance, sudden budget spikes, or repeated vendor disputes.
Make a confident Delray Beach condo move
When you know what to ask for, you protect your investment and your lifestyle. Use this list to organize your offer, tighten your timelines, and negotiate from a position of clarity. If any document raises questions, review it with your agent, association manager, or an attorney or engineer as needed.
If you want boutique, local guidance tailored to your goals in Delray Beach, reach out to Lemore Zausner for a clear plan and a smooth path to the closing table.
FAQs
What condo documents do Delray Beach buyers usually request?
- Buyers commonly request the estoppel, declaration and plats, bylaws and rules, FAQ or governance form, year-end financials and budget, reserve and structural integrity reserve studies, milestone inspection summaries, recent minutes, insurance certificates, litigation summaries, key contracts, assessment history, leasing rules, and permits.
How long does a Florida condo association have to deliver an estoppel?
- Florida statute sets delivery deadlines and fee caps, and estoppels are effective for limited periods depending on delivery method, which you can review in FS 718.116.
What is Florida’s 7 day condo resale cancellation window?
- Under FS 718.503, purchasers who request required documents and do not receive them have a limited voidability period that is 7 days in the 2025 version.
What is a milestone inspection for Delray Beach condos?
- A milestone is a state-required structural inspection for 3 story buildings at certain ages, with summaries shared to owners and local submission in Delray Beach, outlined in FS 553.899 and the city’s milestone guidance.
Which reserve and financial reports should I review before buying?
- Review the most recent year-end financials and current budget, plus the reserve study and any structural integrity reserve study required under FS 718.112.
Do I still need a private inspection if the building has milestone reports?
- Yes, a unit inspection is still wise, and if milestone or reserve reports note deterioration, consider reviewing them with an engineer or architect for deeper context.
